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HDB · 431009

Blk 9 Jln Batu

Project page · 99-year lease from 1970

Indicative value range
S$297,600 – S$314,071
Indicative mid S$308,000 · S$6,417 psm

Based on 5 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 907 TO 0950 sqmS$328,000S$6,560 psm×1.000S$6,560 psm
Aug 2026Blk 704 TO 0650 sqmS$310,000S$6,200 psm×1.000S$6,200 psm
May 2026Blk 804 TO 0648 sqmS$308,000S$6,417 psm×1.000S$6,417 psm
Feb 2026Blk 907 TO 0948 sqmS$315,000S$6,563 psm×0.997S$6,543 psm
Nov 2025Blk 804 TO 0650 sqmS$305,000S$6,100 psm×0.996S$6,076 psm

How accurate is this estimate for Jln Batu?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Jln Batu since.

Median error
3.6%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

9.55% gross yield

S$29,400 of rent a year against the estimate above · 2.08 points above flats like it

Homes like this rent for about S$2,450 a month, the middle of 21 approvals in the last year.

Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 202692 ROOMS$2,380
Sept 202682 ROOMS$1,200
Aug 202672 ROOMS$2,000
Aug 202672 ROOMS$1,800
Aug 202672 ROOMS$1,650
Jul 202682 ROOMS$2,500
Jul 202672 ROOMS$2,450
Jul 202682 ROOMS$1,950

median of 21 HDB rental approvals for 2 ROOM on Jln Batu since 2025-10.

Buying or selling at S$308,000?

Buying: Stamp duty on S$308,000 · Cash and CPF needed on S$308,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$308,000.

Each opens with this figure filled in; change anything there.

Primary schools near 9 Jln Batu

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 9 · 2 ROOM · 07 TO 09 · Standard · 43 years left
50 sqmS$328,000S$6,560 psm
Feb 2026
Blk 9 · 2 ROOM · 07 TO 09 · Standard · 43 years left
48 sqmS$315,000S$6,563 psm
Aug 2025
Blk 9 · 2 ROOM · 01 TO 03 · Standard · 44 years left
48 sqmS$318,000S$6,625 psm
Aug 2025
Blk 9 · 2 ROOM · 01 TO 03 · Standard · 44 years left
49 sqmS$305,000S$6,224 psm
May 2025
Blk 9 · 2 ROOM · 04 TO 06 · Standard · 44 years left
48 sqmS$318,000S$6,625 psm
Feb 2025
Blk 9 · 2 ROOM · 04 TO 06 · Standard · 44 years left
48 sqmS$350,000S$7,292 psm
Jan 2025
Blk 9 · 2 ROOM · 01 TO 03 · Standard · 45 years left
48 sqmS$288,000S$6,000 psm
Dec 2024
Blk 9 · 2 ROOM · 04 TO 06 · Standard · 45 years left
48 sqmS$325,778S$6,787 psm
Feb 2024
Blk 9 · 2 ROOM · 07 TO 09 · Standard · 45 years left
48 sqmS$317,000S$6,604 psm
Apr 2023
Blk 9 · 2 ROOM · 04 TO 06 · Standard · 46 years left
58 sqmS$355,000S$6,121 psm
Apr 2023
Blk 9 · 2 ROOM · 01 TO 03 · Standard · 46 years left
49 sqmS$272,000S$5,551 psm
Mar 2023
Blk 9 · 2 ROOM · 01 TO 03 · Standard · 46 years left
48 sqmS$320,000S$6,667 psm
Mar 2023
Blk 9 · 2 ROOM · 07 TO 09 · Standard · 46 years left
50 sqmS$318,000S$6,360 psm
Aug 2022
Blk 9 · 2 ROOM · 04 TO 06 · Standard · 47 years left
58 sqmS$328,000S$5,655 psm
Aug 2022
Blk 9 · 2 ROOM · 04 TO 06 · Standard · 47 years left
48 sqmS$278,000S$5,792 psm
Jun 2022
Blk 9 · 2 ROOM · 01 TO 03 · Standard · 47 years left
50 sqmS$255,000S$5,100 psm
May 2022
Blk 9 · 2 ROOM · 10 TO 12 · Standard · 47 years left
48 sqmS$276,000S$5,750 psm
Oct 2021
Blk 9 · 2 ROOM · 07 TO 09 · Standard · 48 years left
48 sqmS$270,000S$5,625 psm
See more

Showing 18 of 66.

Sale prices as filed in caveats.

Where the lease takes this

About 42 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years37 yearsS$287,514S$317,439S$343,792S$349,805

On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.